Living in Mount Maunganui: rents, schools, census and property titles
The 14,089 live property titles in Mount Maunganui, Tauranga City are a mix, led by freehold at 47%, as recorded by LINZ on 30 September 2026. Cross-lease titles number 2,452 (17.4%), well above the national share of 8.7%.
Mount Maunganui cross-lease titles
- Cross-lease titles
- 2,452
- Share of live titles
- 17.4%
- Live titles in total
- 14,089
- Tauranga City share
- 13.5%
- New Zealand share
- 8.7%
- Rank by share in Tauranga City
- 11 of 18
- Rank by share in New Zealand
- joint 164 of 644
Mount Maunganui at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Mount Maunganui is listed under Tauranga City.
- 14,089 live titles are recorded here, including 2,452 cross-lease titles (17.4%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
- The page includes MBIE new-tenancy rent figures for April–June 2026.
Contextual observations
- Cross-lease titles make up 17.4% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 15.0% of recorded titles, so title structure can vary within the suburb.
- Coast distance is a suburb-level map measure, not a flood or hazard assessment.
Questions worth investigating
- For any cross-lease property you consider, do the current title, flats plan and lease match what is built today?
- What do the LIM, council property file and a suitable inspection add for the specific address?
No data held for this suburb
- Mapped public-transport context is not available for this suburb.
Title mix in Mount Maunganui
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 6,678 | 47.4% |
| Cross lease | 2,452 | 17.4% |
| Unit title | 2,107 | 15.0% |
| Leasehold | 359 | 2.5% |
| Other record types | 2,493 | 17.7% |
| Total | 14,089 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Mount Maunganui compares
Nationally, 8.7% of live titles are cross-lease; Mount Maunganui is about 2.0 times the national share (8.7%).
Across Tauranga City as a whole, the share is 13.5%; Mount Maunganui is higher than the overall Tauranga City share (13.5%).
How cross-leases in Mount Maunganui are set up
Carports appear in fewer leases (5% of schemes, against 13% nationally).
Fewer schemes have four or more flats on one section (6%, against 11% nationally), up to 12.
Fewer leases include a garage (17% of schemes, against 28% nationally).
| Scheme structure | Mount Maunganui | Tauranga City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 1,092 | 4,119 | 87,651 |
| Two-flat schemes | 79.3% | 82.8% | 76.2% |
| Three-flat schemes | 14.7% | 11.1% | 12.2% |
| Four or more flats | 5.8% | 6.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 827 m² | 850 m² | 908 m² |
| Typical land per flat | 404 m² | 410 m² | 408 m² |
| Schemes with a garage written into a lease | 17.0% | 19.0% | 28.4% |
| Schemes with a carport in a lease | 4.9% | 7.9% | 13.3% |
| Schemes with a separate exclusive-use area | 6.1% | 4.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 42.9% | 48.8% | 35.6% |
| Median year of earliest current title | 1987 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 711 | 3,062 | 54,978 |
Unit titles and leasehold in Mount Maunganui
Unit titles are 15% of Mount Maunganui's titles, well above Tauranga City (7%) and well above New Zealand (8%). They belong to 134 developments, each run by a body corporate; 8 have 50 or more units.
The unit-title share is 2nd highest of 18 in Tauranga City.
359 titles (2.5%) are leasehold, 19 of them units in a unit-title development, well above the national share (1.2%).
10 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 3 |
| Under 10 years left | 7 |
| 10 to 50 years left | 5 |
| More than 50 years left | 196 |
| Term mentions renewal (including perpetually renewable) | 123 |
| Term not stated or not readable | 25 |
New titles in Mount Maunganui since 2020
621 of Mount Maunganui's current titles (4%) were first issued since 2020, well below Tauranga City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
29% are unit titles, in 19 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 332 | 173 |
| Unit title | 182 | 52 |
| Cross-lease | 40 | 21 |
| Leasehold | 56 | 48 |
| Other | 11 | 5 |
New titles include cross-leases converted to freehold and titles re-issued; they are not a count of new homes. Sources and limits
The lie of the land in Mount Maunganui
The typical building in Mount Maunganui stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated), 2nd flattest of 18 in Tauranga City.
Nearly all of its 10,976 measured buildings (91%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 5 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Mount Maunganui
32% of Mount Maunganui's titles are within 200 m of the sea or harbour edge, 62% within 500 m and 91% within 1 km. The typical title is 360 m away.
Measured in a straight line from the centre of each title's land to the coastline on LINZ's 1:50k topographic map, which follows harbours and estuaries as well as the open coast; lakes and rivers are not included. Distance says nothing about beach access, views or exposure to coastal hazards; council hazard maps and the LIM describe those.
Who lives around Mount Maunganui: 2023 Census
Mount Maunganui's titles fall in 10 census areas (Stats NZ statistical areas). The 3 shown below hold 57% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in Mount Maunganui South than across Tauranga City: 2.1% against 4.3%.
More workers walk or cycle to work in Mount Maunganui South than across Tauranga City: 9.6% against 4.9%.
More adults hold a degree in Mount Maunganui South than across Tauranga City: 39.8% against 24.9%.
| Measure | Mount Maunganui South 21% of titles | Mount Maunganui North 21% of titles | Arataki North 16% of titles | Tauranga City whole council |
|---|---|---|---|---|
| Usual residents | 2,844 | 3,204 | 3,201 | 152,844 |
| Change since 2018 | −2.5% | −1.9% | +4.1% | +11.5% |
| Change since 2013 | +5.0% | +12.3% | +11.3% | +32.7% |
| Median age | 39.3 | 42.2 | 39.9 | 39.4 |
| Households | 1,053 | 1,350 | 1,194 | 55,359 |
| Own or part-own their home (including family trusts) | 68.1% | 57.6% | 68.1% | 69.4% |
| Not owned and not in a family trust (mostly renting) | 31.9% | 42.2% | 31.9% | 30.6% |
| Median household income | $125,300 | $101,500 | $96,700 | $95,400 |
| Median weekly rent, renting households | $550 | $570 | $550 | $550 |
| Dwellings unoccupied on census night | 18.9% | 38.2% | 12.1% | 8.8% |
| Ages | ||||
| Under 15 | 18.4% | 8.2% | 17.3% | 19.4% |
| 15 to 29 | 17.0% | 22.7% | 17.2% | 17.2% |
| 30 to 64 | 48.6% | 45.8% | 44.1% | 43.7% |
| 65 and over | 15.9% | 23.3% | 21.3% | 19.7% |
| Where people came from | ||||
| Born overseas | 20.6% | 25.8% | 21.3% | 25.4% |
| Of those born overseas, arrived in the last 5 years | 36.5% | 47.8% | 30.0% | 25.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 44.7% | 54.5% | 43.5% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 5.6% | 7.9% | 4.9% | 4.8% |
| Moved here in the last year (of all residents) | 20.0% | 28.0% | 18.4% | 19.3% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 39.8% | 33.2% | 27.7% | 24.9% |
| Employed full-time | 55.2% | 52.7% | 51.1% | 49.7% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.2% | 3.0% | 2.4% | 2.6% |
| Managers and professionals (of those employed) | 57.1% | 49.7% | 46.1% | 44.2% |
| Median personal income | $53,300 | $50,900 | $44,200 | $42,100 |
| Getting to work (of those employed) | ||||
| Work from home | 21.6% | 20.0% | 18.8% | 16.5% |
| Car, truck or van | 66.1% | 65.1% | 73.9% | 75.7% |
| Bus, train or ferry | 0.9% | 2.5% | 1.1% | 1.7% |
| Walk or cycle | 9.6% | 11.2% | 4.6% | 4.9% |
| Households and families | ||||
| One-person households | 20.3% | 29.4% | 23.5% | 22.6% |
| Average people per household | 2.6 | 2.2 | 2.6 | 2.6 |
| Households with no motor vehicle | 2.1% | 3.6% | 3.3% | 4.3% |
| Crowded households (need one or more extra bedrooms) | 2.7% | 3.8% | 4.9% | 4.8% |
| Couples with children (of families) | 40.7% | 21.0% | 37.0% | 40.3% |
| Couples without children | 48.1% | 66.1% | 46.5% | 43.5% |
| One-parent families | 11.2% | 13.3% | 16.5% | 16.2% |
| Homes | ||||
| Separate (stand-alone) houses | 76.9% | 30.6% | 83.9% | 80.1% |
| Average bedrooms | 3.2 | 2.8 | 3.1 | 3.1 |
| Heated with a heat pump | 70.7% | 66.4% | 69.1% | 75.1% |
| Damp, always or sometimes | 14.9% | 14.5% | 16.3% | 13.2% |
| Mould over A4 size, always or sometimes | 12.4% | 10.0% | 12.1% | 10.7% |
Rents around Mount Maunganui
New tenancies in Mount Maunganui South in the April–June 2026 quarter had a median rent of $700 a week (down 9.4% on a year earlier). That is slightly above the typical suburb in Tauranga City ($650), and slightly above the national median ($600).
| April–June 2026 | Mount Maunganui South 21% of titles | Mount Maunganui North 21% of titles | Arataki North 16% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $700 | $725 | $720 | $600 |
| Middle half of rents | $615–$825 | $623–$800 | $665–$800 | $490–$700 |
| Change in median on a year earlier | −9.4% | +3.6% | −3.4% | +0.2% |
| Bonds lodged in the quarter | 21 | 69 | 21 | 40,827 |
Schools and hospitals near Mount Maunganui
LINZ maps 6 school sites inside Mount Maunganui, among them Arataki School (Contributing) and Mount Maunganui College (Secondary (Year 9-15)).
- Arataki School (Contributing)
- Mount Maunganui College (Secondary (Year 9-15))
- Mount Maunganui Primary School (Contributing)
- Mt Maunganui Intermediate (Intermediate)
- Omanu School (Contributing)
- St Thomas More Catholic School (Contributing)
- Nearest school: Omanu School (0.6 km)
- Nearest secondary school: Mount Maunganui College (0.7 km)
- Nearest public general hospital: Tauranga Hospital (6.9 km)
School enrolment zones in Mount Maunganui: a guide
One secondary school has a home zone covering most of Mount Maunganui's titles: Mount Maunganui Coll.
- Mount Maunganui Primary School (primary, Years 1–6): about 45% of titles
- Omanu School (primary, Years 1–6): about 30% of titles
- Arataki School (primary, Years 1–6): about 30% of titles
- Mount Maunganui Intermediate (intermediate, Years 7–8): all or nearly all titles
- Mount Maunganui Coll (secondary): all or nearly all titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Places of worship near Mount Maunganui
OpenStreetMap maps 10 places of worship inside Mount Maunganui (9 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Saint Andrews Presbyterian Church, under 1 km away
- Muslim: Tauranga Masjid, 6.9 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Tauranga City with many cross-leases
- Otūmoetai: 910 cross-lease titles (24.0%)
- Papamoa Beach: 896 cross-lease titles (7.1%)
- Tauranga South: 685 cross-lease titles (25.7%)
- Gate Pa: 586 cross-lease titles (22.9%)
- Greerton: 449 cross-lease titles (27.1%)
- Matua: 425 cross-lease titles (19.0%)
- Welcome Bay: 396 cross-lease titles (9.8%)
- Judea: 384 cross-lease titles (23.5%)
Suburbs like Mount Maunganui
The closest match on the measures on this site is Papamoa Beach in Tauranga City, nearest on elevation, schools, distance to the coast. Closeness is arithmetic, not a rating. Sources and limits
| Suburb | Council | Cross-lease share of titles | Median weekly rent, new tenancies | Median age | Closest on |
|---|---|---|---|---|---|
| Papamoa Beach | Tauranga City | 7.1% | No data | No data | elevation, schools, distance to the coast |
| Otūmoetai | Tauranga City | 24.0% | No data | 42.2 | new titles, distance to the coast, damp homes |
| Matua | Tauranga City | 19.0% | No data | 45 | distance to the coast, heat pumps, elevation |
| Maungatapu | Tauranga City | 16.2% | $645 | 41.5 | distance to the coast, heat pumps, population change |
| Tauranga South | Tauranga City | 25.7% | $650 | 42.3 | land per flat, distance to the coast, heat pumps |
Questions
What is the rent in Mount Maunganui?
New tenancies in Mount Maunganui South (the rent area for part of Mount Maunganui) had a median rent of $700 a week in the April–June 2026 quarter (MBIE bond data, all dwelling types). These are rents agreed for new tenancies, not asking rents. The middle half of those rents ran from $615 to $825.
What schools are in Mount Maunganui?
LINZ maps 6 school sites inside Mount Maunganui, including Arataki School, Mount Maunganui College and Mount Maunganui Primary School. The nearest secondary school to its centre is Mount Maunganui College (0.7 km in a straight line). The secondary-school home zone covering most of its titles is Mount Maunganui Coll; check the school's own zone map for any address.